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Alexandria planners to hear redevelopment request for substandard lot at 1 East Custis

Alexandria planners to hear redevelopment request for substandard lot at 1 East Custis

Rule Changes

Special use permit case tests how the city weighs infill housing against neighborhood opposition

Today: Agenda published for September 1 hearing

Overview

Updated 2 hours ago

A house at 1 East Custis Avenue sits on a lot that doesn't meet Alexandria's current zoning standards. To redevelop it, the owner needs a special use permit, and the Planning Commission hears the request Tuesday.

It's the latest in a string of substandard-lot cases across the city. A similar project at 404-A East Alexandria Avenue has been denied by City Council multiple times over the past three years, according to neighbors who organized against it.

Why it matters

This decision determines whether a substandard lot gets redeveloped in Alexandria, and sets a precedent for similar infill cases citywide.

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Key Indicators

September 1, 2026
Planning Commission hearing date
Public hearing on SUP #2026-00032 for 1 East Custis Avenue.
#2026-00032
Special use permit application
Request to redevelop a single-unit dwelling on a substandard R-2-5 lot.
R-2-5
Zoning district
Residential single-family district; the lot falls short of current standards.

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People Involved

Organizations Involved

Timeline

June 2026 September 2026

4 events Latest: Today
Tap a bar to jump to that date
  1. Public hearing on 1 East Custis redevelopment

    Upcoming Hearing

    The Planning Commission hears the special use permit request for the substandard lot.

  2. Agenda published for September 1 hearing

    Today Scheduling

    The Planning Commission agenda lists SUP #2026-00032 for 1 East Custis Avenue.

  3. City Council considers 404-A application

    Decision

    City Council hears the case; opponents say it was unanimously denied again.

  4. Planning Commission hears parallel substandard-lot case

    Hearing

    The commission hears SUP #2026-00013 at 404-A East Alexandria Avenue, a vacant lot lacking street frontage.

Historical Context

2 moments from history that rhyme with this story — and how they unfolded.

2021

Virginia housing reform, HB 2349 (2021)

Virginia lawmakers passed HB 2349, ending single-family-only zoning by allowing duplexes and, near transit, multi-unit buildings in areas once reserved for detached homes.

Then

Virginia localities lost some control over land use, shifting the debate toward allowing more infill housing.

Now

The state-level push for density continues to collide with local neighborhood opposition in places like Alexandria.

Why this matters now

The 1 East Custis case sits in the middle of that tension: state pressure for more housing against local control over lot-level decisions.

2024-2026

404-A East Alexandria Avenue (2024-2026)

A vacant substandard lot in Del Ray without public street frontage required two special use permits. Neighbors organized against it, citing fire access, stormwater, and tree canopy concerns, and a Change.org petition drew 92 supporters.

Then

City Council unanimously denied the project multiple times, per the petition, despite staff recommendations for approval.

Now

The denials show that organized neighborhood opposition can block substandard-lot infill projects in Alexandria.

Why this matters now

The same permit mechanism and decision bodies are now handling the 1 East Custis request.

Sources

(3)